Completed the sale of my flat in Ashton In Makerfield last April yet the purchaser is telephoning daily to moan that his conveyancer is waiting to hear from mine. What are the post completion sale legalities now that I have sold?

Post completion of your disposal your lawyer is duty bound to send the transfer documentation and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer should also evidence that the home loan has been redeemed to the purchasers lawyers. There are no post completion procedures just for conveyancing in Ashton In Makerfield.

I am purchasing a victorian detached house in Ashton In Makerfield. The intention is to carry out a loft conversion at the property.Will legal work on the property involve checks to ascertain if these alterations are prohibited?

Your conveyancer should review the registered title as conveyancing in Ashton In Makerfield can occasionally identify restrictions in the title documents which restrict certain works or require the consent of a 3rd party. Certain extensions call for local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

I'm the single beneficiary of my late father’s estate and I have everything in my name alone, including the house in Ashton In Makerfield. The Ashton In Makerfield property was put into my name in August. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', which means that my property ownership could be treated the same way as though I had purchased the house in August. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How sensible a view lenders take of it, depend on the mortgage company as this requirement is primarily there to capture subsales or the flipping of properties.

The formalities of my remortgage has taken place for my property in Ashton In Makerfield. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am purchasing my first flat in Ashton In Makerfield with a mortgage from Accord Mortgages Ltd. The builders refused to budge the price so I negotiated £7000 of additionals instead. The estate agent suggested that I not inform my lawyer about the side-deal as it may adversely affect my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a leasehold apartment up to £305k and found one round the corner in Ashton In Makerfield I like with open areas and transport links in the vicinity, however it's only got 61 years on the lease. There is not much else in Ashton In Makerfield suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

We're FTB’s - had an offer accepted, yet the property agent told us that the seller will only go ahead if we instruct the agent's chosen solicitors as they are insisting on an ‘expedited deal’. We would rather use a family solicitor with experience of conveyancing in Ashton In Makerfield

We suspect that the owner is unaware of this ultimatum. If they desire ‘a quick sale', alienating a motivated buyer is going to damage their objectives. Try to communicate with the sellers directly and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you are going to appoint your own,trusted Ashton In Makerfield conveyancing firm - not the ones that will provide the negotiator at the agency a kickback or achieve conveyancing figures set by senior management.